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accepts general plan amendment applications only during the `window" months offanuary and July. In this case, the subject application was submitted dunng the January 2002 window. The procedures for reviewing comprehensive plan amendments involve several steps. First, the Planning and Zoning Commission, as the Local Planning Agency, conducts a public hearing to review the request. The Commission has the option to recommend approval or denial of the Comprehensive Plan amendment request to the Board of County Commissioners. Also, the Planning and Zoning Commission may recommend approval of or deny any associated rezoning request. Lithe rezoning request is denied, only the land use amendment request is forwarded to the Board, unless the denial to rezone is appealed. Following Planning and Zoning Commission action the Board of County Commissioners conducts two public hearings. The first of those hearings is for apreliminary decision on the land use amendment request. At that hearing, the Board determines whether or not the land use amendment warrants transmittal to the Florida Department of Community Affairs (DCA) for further consideration. A Board of County Commissioners decision not to transmit the land use amendment to DCA constitutes denial ofboth the land use amendment and rezoning request. If the land use amendment is transmitted, DCA conducts a review which includes soliciting comments from the Treasure Coast Regional Planning Council, several state agencies, and neighboring local governments. After its review, DCA compiles its objections, if it has any, in an Objections Recommendations, and Comments (ORC) Report, and transmits that report to the county. After staff addresses any issues that were raised in the ORC Report, the second and final Board of County Commissioners public hearing is conducted. The Board takes final action to approve or deny the land use amendment and rezoning request at that time. If the Board approves the requests, the amendment is transmitted to DCA for a final determination ofcompliance with state law. The effective date ofthe amendment adoption ordinances is when the amendment is found "in compliance" by DCA. At this time, the Board of County Commissioners is to review the subject comprehensive plan amendment request and determine whether or not to transmit it to DCA for its review. ANALYSIS In this section, an analysis ofthe reasonableness ofthe land use amendment request will be presented. Specifically, this analysis will address: • concurrency of public facilities; • consistency with the county's comprehensive plan; • compatibility with the surrounding area; • potential impact on environmental quality; • urban service area expansion issues. and • site development options. Concurrency of Public Facilities This site is located "adjacent to" and "outside of the county Urban Service Area; therefore, the property is not suited for urban scale development. Regardless, the Comprehensive Plan establishes minimum development standards for: Transportation, Potable Water, Wastewater, Solid Waste, Drainage and Recreation (Future Land Use Policy 3.1). The adequate provision of these services is necessary to ensure the continued quality of life enjoyed by the community. The Comprehensive Plan and Land Development Regulations (LDRs) require that new development be reviewed to ensure that the minimum acceptable standards for these services and facilities are maintained. JULY 16, 2002 11 L. o 7 L►. f -62-